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38 Rochester Drive, Watford, Hertfordshire, WD25 9BJ
Marketed by:
Auction House London
1a, 5 Hampstead Gate, London NW3 6AL, UK
020 7625 9007
Vacant One-Bedroom Leasehold Flat in Watford
38 Rochester Drive, Watford, Hertfordshire, WD25 9BJ
For Sale
£90,000+
• 1 Bedrooms
• Flat
• Leasehold
• Vacant
• Off street parking.
• Current Rating C
Description
A Vacant Second Floor One Bedroom Flat. The property comprises a second floor one bedroom flat situated within a purpose built block arranged over ground and two upper floors.
Accommodation
Second Floor: Reception Room, Kitchen, Bedroom, Bathroom.
Location
The property is situated on a residential road close to local shops and amenities. The open spaces of Stanborough Park are within easy reach. Transport links are provided by Garston rail station.
Tenure / Property Information
Tenure |
Leasehold |
Lease |
The property is held on a 96 year lease from 1st October 1995, with approximately 66 years unexpired. |
Occupancy |
Vacant |
EPC |
Current Rating C |
Parking |
Off street parking. |
Services |
Interested parties are requested to make their own enquiries to the relevant authorities as to the availability of services. |
Investment Analysis
Same-road completed sales range from £195,000 to £207,000, with the two latest sales at £205,000 and £207,000. However, bedroom count, condition and lease terms of the comparables are not supplied; the subject has approximately 66 years unexpired, so applying the full range carries uncertainty.
Investment Snapshot
Guide Price |
£90,000+ (plus fees) |
HB Estimated GDV |
£205,000 |
Strategy Recommendation
Do not bid without confirming the lease position, legal-pack costs, condition and achievable rent. The opportunity is not currently underwritable as BTL, BRRR or a flip.
Works Required
No specific works are evidenced. Inspect the flat and lease before bidding; only evidenced or legally required works should be budgeted.
Rental & Market Context
|
No sufficiently specific external rental comparable identified. |
|
Sold Comparables
The following completed sales were identified within approximately 5 miles:
|
1, Rochester Drive, Watford, Watford, Wd25 9bj |
£207,000 |
|
8, Rochester Drive, Watford, Watford, Wd25 9bj |
£205,000 |
|
6, Rochester Drive, Watford, Watford, Wd25 9bj |
£195,000 |
|
19, Rochester Drive, Watford, Watford, Wd25 9bj |
£196,000 |
|
8, Rochester Drive, Watford, Watford, Wd25 9bj |
£203,250 |
Potential BRRR Position
Base GDV |
£205,000 |
75% Refinance |
£153,750 |
Using the base GDV of £205,000, a 75% refinance is approximately £153,750. Total project cost cannot be calculated because refurbishment, disbursement and other potential buyer costs are unspecified.
Buy-to-Let Analysis
The flat is vacant and no sufficiently specific rental evidence or auctioneer rent estimate is provided. Rent and gross yield cannot therefore be established. The 66-year lease may affect mortgageability, resale and value.
Flip Analysis
The comparable evidence indicates a potential base GDV of £205,000, but no refurbishment budget, resale allowance or complete acquisition-cost figure is available. Flip profit cannot be reliably calculated.
Investor Risks & Due Diligence
• Approximately 66 years remain on the lease.
• No rental evidence is available to establish yield.
• Property condition and refurbishment requirements are not evidenced.
• Buyer disbursements and other special-condition charges are unknown.
• Comparable bedroom counts and lease terms are not supplied.
Recommendation
Do not bid without confirming the lease position, legal-pack costs, condition and achievable rent. The opportunity is not currently underwritable as BTL, BRRR or a flip.
Strategy Rating
HB Rating |
★★☆☆☆ |
Analysis Confidence
Confidence |
Low-Medium |
Recent same-road completed sales support a broad GDV range, but rental evidence, condition, comparable lease details, refurbishment costs and full purchase costs are missing.
Auction Details :
Auction House London
Auction Date :
11/11/26
Lot Number :
041
Property Location:
38 Rochester Drive, Watford, Hertfordshire, WD25 9BJ
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